Listing Agency: RE/MAX Access r***@gmail.com Show Phone

Listed By: CHRISTOPHER THUDE · License #RS289256

Source: Crexi

Added: Mar 23 Changed: Aug 8 Last Checked: Aug 10 at 3:18PM

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Investment Insights

Based on property information with market context.

Key Highlights

• Rare opportunity for a commercial headquarters with office space, warehouse, and secured yard storage.
• Expansion potential for building footprint and operations.
• Excellent location with quick access to Route 1, I‑95, and the PA Turnpike.

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$113,290

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

8.24%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$2,265,800 $2.3M

Cap Rate 7%

$1,618,429 $1.6M

Cap Rate 9%

$1,258,778 $1.3M

Market Conditions

NOI Build-Up for 7,206 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$187.6K $26.04/SF

− Vacancy

−$36.6K −$5.08/SF

EGI

$151.1K $20.96/SF

− OpEx

−$37.8K −$5.24/SF

NOI

$113.3K $15.72/SF

Area

Bucks County, PA

Vacancy

19.50%

Lease Rate

$26.04 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$2,265,800

Cap Rate 7%

$1,618,429

Cap Rate 9%

$1,258,778

Alternative Uses

Best Use

Office B

$1.62M

$1.42M – $1.89M (±1% cap)

NOI $113,290 @ 7.0% cap · market cap 8.24%

Second Best

Warehouse

$1.05M

$921.3K – $1.23M (±1% cap)

NOI $73,707 @ 7.0% cap · market cap 5.36%

Theoretical Best

Office A

$2.18M

$1.91M – $2.55M (±1% cap)

NOI $152,935 @ 7.0% cap · market cap 11.12%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

H.C. Pody Company Construction Company

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Grocery & Convenience Store Daycare Center Barber Shop Accounting Firm Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

667

Businesses Nearby

Explore this area Business Placement

Demographics for 19020, PA

57,043

Population

23,471

Households

2.4

Avg Household Size

42

Median Age

31%

College-Educated

89%

High-School Grad

17.3 sq mi

ZIP Area

3,297

Density / Sq Mi

$80,158

Median Household Income

$49,154

Median Earnings

$1,549

Median Rent

$344,400

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

Where is this mixed-use property located?

The property is located at 946 Simons Ave Cornwells Heights, PA.

What is the asking price?

The asking price for this property is $1,375,000.

What are key features of this property?

This property features: Rare opportunity for a commercial headquarters with office space, warehouse, and secured yard storage.; Expansion potential for building footprint and operations.; Excellent location with quick access to Route 1, I‑95, and the PA Turnpike.